1953
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Overview & Key Facts
1953 is a 58-unit freehold mixed-development at Tessensohn Road in District 8, developed by Oxley Amethyst Pte Ltd — a fully owned subsidiary of Oxley Holdings Limited. The project derives its name directly from the conservation shophouses at its heart: seven Art Deco-styled shophouses built in 1953 that the development was designed around and has now integrated into a contemporary six-storey residential and retail precinct. Obtaining its TOP in 2021, 1953 is fully sold out — a testament to the appeal of its rare freehold heritage positioning in Singapore’s increasingly supply-constrained boutique residential market.
The development is structured across three distinct collections: the Heritage Collection comprising nine residential units and seven retail shops within the restored conservation shophouses; the Modern Collection of conventional strata units in the newly built tower component; and the Penthouse Collection on the upper levels offering the largest configurations. This layering of heritage and new-build within a single freehold development is architecturally unusual in Singapore and creates a product that is genuinely differentiated from the city-state’s many boutique condominium launches.
At an average transacted PSF of $1,904 and an average monthly rent of $4,091, the development offers a gross yield of approximately 2.9% — modestly above the Singapore private residential average and notably better than most CCR luxury product. The 58-unit scale means the development functions as a true boutique community rather than an anonymous high-rise: residents are embedded in a conserved streetscape environment with ground-floor retail and an intimate, resort-inflected amenity deck on the fourth level.
The D8 Tessensohn Road address places 1953 at the intersection of Balestier and Little India — two of Singapore’s most historically layered and gastronomically rich urban neighbourhoods. Farrer Park MRT (NE8, North East Line) is approximately 540 metres away, with Boon Keng (NE9) and Bendemeer (DT23) both within 1 km — an above-average public-transport catchment for a boutique freehold development at this price point.
Location & Connectivity
1953 fronts Tessensohn Road at its junction with Race Course Road, in the Balestier subzone of the Novena planning area. The address is at a cultural and historical crossroads: immediately south lies Little India, the NE8 Farrer Park MRT corridor, and the Serangoon Road heritage shophouse belt; to the north, Balestier Road’s famous food street, temple clusters, and the Novena medical hub; to the east, the Boon Keng HDB estates and the Kallang corridor. The result is a location that is simultaneously urban-dense, culturally vivid, and functionally well-served — without being a luxury prime-district address.
The MRT picture is stronger than the address alone suggests. Farrer Park MRT (NE8) on the North East Line is the primary station at approximately 540 metres — a 7–8 minute walk through the Tessensohn-Race Course Road residential streets. Farrer Park provides direct access to Dhoby Ghaut interchange (3 stops, connections to Circle Line and North South Line), Serangoon interchange (5 stops, connections to Circle Line), and Harbourfront (6 stops). Boon Keng (NE9) is an alternative walk, approximately 900 metres to the south-east; Bendemeer (DT23) on the Downtown Line is under 1 km, offering an additional transfer-free route to the CBD via the Bugis–Bayfront–Marina Bay corridor.
The daily lifestyle environment at 1953 is driven by the extraordinary density of food, culture, and daily amenity in its immediate surroundings. Within five minutes on foot: Balestier Road’s renowned food street (roast meats, durian stalls, heritage coffee shops), Zhujiao Centre / Tekka Market (one of Singapore’s largest wet markets and hawker centres), Little India’s Serangoon Road shophouses and Mustafa Centre (24-hour supermarket and department store, open year-round including public holidays), and a dense concentration of temples, mosques, and Hindu shrines that give the neighbourhood its distinctive cultural character. City Square Mall (the first eco-mall in Singapore) is approximately 800 metres away at Farrer Park MRT.
For families, the neighbourhood schools picture is mixed but adequate. Farrer Park Primary School is within the 1 km priority zone; St Joseph’s Institution Junior, Stamford Primary, and Anglo-Chinese School (Junior) are within 2 km. The MOE school proximity landscape is reasonable for a D8 address. The Novena medical hub — Mount Elizabeth Novena Hospital, Tan Tock Seng Hospital, Novena Medical Centre — is accessible within 15 minutes, making this address appealing for medical-sector professionals and healthcare-adjacent families.
The neighbourhood character does not suit all buyer profiles. Tessensohn Road and the surrounding streets are urban in texture: traffic, hawker noise at mealtimes, and the ambient activity of a working-class Singapore neighbourhood are daily constants. Buyers seeking the manicured tranquillity of a CCR enclave or a landed-estate character will find D8’s energy mismatched with their preferences. For buyers who value authentic Singapore street culture, the hawker-food density, and the sense of living in a neighbourhood with genuine local identity rather than a sanitised residential precinct, the address is a significant asset.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | primary | Within 1 km |
| Hong Wen School | primary | Within 1 km |
| Bendemeer Primary School | primary | Within 1 km |
| Bendemeer Secondary School | secondary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | ~1.0 km |
| St. Andrew's Secondary School | secondary | ~1.1 km |
| St. Andrew's Junior College | jc | ~1.1 km |
| St. Andrew's Junior School | primary | ~1.1 km |
Facilities
1953’s facilities programme is appropriately scaled for a 58-unit boutique development and is designed to complement rather than replicate the amenity density of the surrounding neighbourhood. The centrepiece is a fourth-floor resort deck that houses a communal swimming pool, poolside lounge, cascading water feature, Western barbecue grill station, alfresco dining pavilion, and a gymnasium. A “Lantern Walk” pedestrian corridor connects the heritage and modern components of the development, functioning as an activated streetscape that reflects the Art Deco conservation character of the shophouse component.
The facilities brief is honest about the development’s boutique scale: this is not a large-scale condominium with tennis courts, multiple pool types, a spa pavilion, and a ballroom function room. What 1953 offers is a curated, intimate amenity environment that suits the scale of a 58-unit community — a pool and lounge that residents will not share with several hundred neighbours, a gymnasium that does not require booking, and outdoor dining that can be meaningfully used rather than simply decorating a brochure. For residents who value the density of the surrounding neighbourhood — Balestier food street, Tekka Market, City Square Mall — the modest on-site facilities are a rational trade-off: the neighbourhood itself is the amenity.
The ground-floor retail component — 14 strata commercial units comprising seven in the heritage shophouses and seven in the modern block — adds a neighbourhood-activation dimension that elevates the day-to-day living experience beyond what pure residential boutique developments offer. Active retail tenants at street level create a genuine mixed-use environment; the combination of conserved shophouse facades and contemporary retail programming at the base gives 1953 a streetscape identity that distinguishes it from the anonymous ground-floor car park podiums of most Singapore mid-tier condominium developments.
Unit Sizes & Layout
1953’s 58 residential units are distributed across three collections with meaningfully different physical characters. The Heritage Collection (9 units in the conserved shophouses) offers 2-bedroom + study configurations from approximately 614–786 sqft, 3-bedroom layouts from 1,130–1,152 sqft, and one 4-bedroom unit at approximately 1,399 sqft — all in walk-up shophouse format with Art Deco-restored interiors, high ceilings, and original shophouse spatial proportions. The Modern Collection (40 units in the new-build tower) covers 1-bedroom units from approximately 441–549 sqft, 1-bedroom + study from 506–614 sqft, 3-bedroom at approximately 795 sqft, and 3-bedroom + study from approximately 915–969 sqft. The Penthouse Collection (9 units on the upper levels) provides 2-bedroom + family at approximately 1,130 sqft, 3-bedroom at 1,120 sqft, 3-bedroom + family from 1,227–1,238 sqft, and 5-bedroom configurations from 1,507–1,658 sqft.
The design language across the Modern and Penthouse collections is a contemporary interpretation of the Art Deco heritage of the shophouse neighbours — clean lines, warm material palettes, and detailing that nods to the 1953 conservation aesthetic without mimicking it. The Heritage Collection units themselves carry the authentic shophouse character: distinctive voussoir arch openings, tiled floors, original-scale ceiling heights, and the acoustic intimacy of a pre-war shophouse spatial organisation. For buyers interested in conservation shophouse living within a managed condominium framework — bypassing the maintenance complexities of outright conservation shophouse ownership — the Heritage Collection represents a genuinely rare market alternative.
The average transacted area across the development’s 27 recorded transactions is approximately 894 sqft, reflecting a unit mix weighted toward mid-sized 1-bedroom + study, 3-bedroom, and shophouse configurations rather than the smallest studio tier. At an average PSF of $1,904 and an average size of 894 sqft, the typical transacted unit implies an average transaction price of approximately $1.70 million — a price point that positions 1953 as an accessible freehold entry in the RCR market relative to comparables further into the CCR or larger-scale boutique developments in Novena and Newton.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 13 | $1,932 | $1,129,925 |
| 2 BR | 2 | $1,900 | $1,734,000 |
| 3 BR | 10 | $1,859 | $2,200,320 |
| 4 BR | 2 | $1,956 | $2,846,000 |
Pricing & Market Position
Based on 27 recorded transactions, sale prices range from $958,000 to $3,041,000, averaging $1,698,230 (~$1,687 psf).
Rents range from $2,700 to $9,500 per month across 83 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 10.5% (from $1,885 to $1,687 psf).
Neighbourhood Comparison
The most directly comparable development to 1953 within the D8 corridor is 8 Farrer at Farrer Park (99-year leasehold, 2016, 489 units), which represents the leasehold mass-market counterpoint to 1953’s freehold boutique positioning. 8 Farrer averages approximately $1,500–$1,700 PSF in recent resale transactions — a PSF discount to 1953 that partly reflects the 99-year tenure and larger-scale product, and partly reflects the direct MRT integration at Farrer Park station that 1953 does not fully replicate. The comparison illustrates 1953’s positioning: a freehold tenure and heritage character premium over the D8 leasehold benchmark, without the MRT integration advantage that would justify a larger PSF premium.
Uptown @ Farrer (freehold, D8, 116 units, 2017) is the closest freehold boutique comparable: a small-scale freehold development on Mackenzie Road that transacts at approximately $1,800–$2,100 PSF in recent resale — broadly consistent with 1953’s $1,904 average PSF and confirming that the D8 freehold boutique segment trades within a coherent PSF band. The comparison confirms that 1953’s pricing is in line with the D8 freehold peer group rather than at a significant premium or discount.
For buyers considering the trade-up move from D8 to the adjacent D11 Novena corridor, Novena-area freehold condominiums (Sturdee Residences, The Arte at Thomson, Suites @ Shrewsbury) typically transact at $2,000–$2,400 PSF — a 5%–25% PSF premium over 1953 that reflects Novena’s medical-hub prestige and superior retail and MRT infrastructure at Novena MRT. Buyers who can stretch the budget will receive meaningfully better commercial infrastructure and arguably stronger capital appreciation support from the Novena hospital cluster. Buyers who prioritise freehold tenure, boutique scale, and heritage character at a lower absolute quantum will find 1953’s D8 positioning a rational choice within this trade-off.
Within the conservation shophouse mixed-development format specifically, 1953’s closest Singapore comparables are Scarlett Residences (Outram, D3) and developments along Jalan Besar and Kampong Glam that combine conservation shophouses with new-build residential towers. These rare hybrid products consistently command a character premium over equivalent-PSF standard condominiums and tend to attract buyers who consciously value the heritage living environment over pure financial metrics — a buyer profile that aligns closely with the 1953 ownership demographic.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 1953 | 2021 | 58 | $1,687 | |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,167 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,767 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,891 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
Lease Decay Analysis
The 99-year lease runs from 2021, meaning approximately 5 years have already been consumed. Roughly 94 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~94 years | Full bank financing available |
| 2051 | ~69 years | CPF usage still unrestricted for most buyers |
| 2060 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2080 | ~39 years | Significant financing restrictions for next buyer |
| 2120 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~84 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 1953 across multiple dimensions.
What Residents Say
“Living in the Heritage Collection is unlike any condo experience in Singapore. High ceilings, tiled floors, the original shophouse geometry — it feels genuinely historic. Combined with freehold status, the peace of mind on long-term ownership is real.”
— Owner comment via PropertyGuru
“The pool and outdoor deck on the fourth floor are well-used because the development is small enough that you actually know your neighbours. It feels like a real community rather than an anonymous high-rise.”
— Resident review via 99.co
“For me, Balestier food street and Tekka Market being a five-minute walk is the most underrated feature. I rarely eat in; the neighbourhood is the amenity. And Farrer Park MRT is a comfortable walk.”
— Tenant comment via EdgeProp
“The 2.9% gross yield on my 1-bedroom + study has been consistent since I bought. Freehold in D8 at under $2,000 PSF when I purchased was a compelling value case and the tenants have been easy to find given the proximity to the hospital cluster and MRT.”
— Investor comment via SRX
Resident and investor feedback at 1953 converges on three consistent themes: the authenticity of the heritage shophouse living experience as a genuine differentiator from Singapore’s standard condominium market; the boutique community character that flows from the 58-unit scale; and the neighbourhood food and daily amenity density of Balestier-Tessensohn as an underappreciated lifestyle advantage. Yield-oriented investors highlight the medical hub and MRT proximity as tenant-draw factors that have supported consistent occupancy. The Heritage Collection walk-up access is consistently flagged as the primary practical constraint, though buyers who select these units consciously appear to regard it as an acceptable trade-off for the architectural character they receive.
Strengths & Weaknesses
- Freehold tenure — the highest security of land ownership available in Singapore private residential; no lease-decay consideration at any point in the investment horizon
- Genuine conservation heritage: seven Art Deco shophouses from 1953 integrated into the development, creating an architectural character and ownership narrative unavailable in standard boutique condominium product
- Three MRT stations within 1 km — Farrer Park (NE8), Boon Keng (NE9), and Bendemeer (DT23) — providing access to both the North East Line and Downtown Line without interchange
- Gross yield ~2.9% at current average rent of $4,091/month — above the Singapore freehold residential average and significantly above CCR premium product at equivalent PSF
- Boutique 58-unit scale creates genuine community character and amenity exclusivity — pool, gym, and outdoor dining are shared among a small resident group rather than hundreds of neighbours
- Rich daily lifestyle environment: Balestier food street, Tekka Market / Tekka Centre, Mustafa Centre (24-hour), City Square Mall, Little India heritage shophouses all within 10-minute walk
- Mixed-use ground-floor retail activates streetscape and adds daily convenience; ground-level commercial units in the heritage shophouses give 1953 a neighbourhood identity absent in pure residential developments
- Heritage Collection units offer conservation shophouse living experience within a managed MCST framework — rare alternative to outright shophouse ownership without the associated maintenance complexity
- Oxley Holdings development track record: fully sold-out at launch confirms market validation of the heritage-freehold positioning in the D8 segment
- Heritage Collection (9 of 58 units) are walk-up configurations in the conserved shophouses — no lift access, a significant practical constraint for buyers with mobility considerations or families with young children
- Modest on-site facilities commensurate with boutique scale: small pool, poolside lounge, and gym only — not suitable for buyers requiring tennis courts, multiple leisure pools, spa amenity, or resort-scale recreational infrastructure
- D8 Tessensohn Road is RCR, not CCR: buyers requiring Orchard, River Valley, or Marina Bay prestige address for capital appreciation strategy or lifestyle aspirations will find the neighbourhood positioning mismatched
- Urban noise and street-level activity characteristic of Balestier-Little India: hawker traffic, temple activity, and the ambient density of a working-class Singapore neighbourhood are daily constants that may not suit all lifestyle profiles
- Farrer Park MRT is 540 metres away — an above-average walk for Singapore standards; no direct covered linkway or basement MRT integration as found at landmark integrated developments
- Small 58-unit pool means limited resale liquidity; finding a buyer when exiting may take longer than at larger developments with broader buyer market depth
- Conservation restrictions on Heritage Collection units limit alteration and renovation scope; buyers seeking full interior customisation freedom should opt for Modern or Penthouse Collection units
Verdict
1953’s investment and ownership case rests on four structural pillars: freehold tenure in a supply-constrained segment, heritage conservation character that creates genuine product differentiation, a 2.9% gross yield that outperforms most CCR premium product, and a neighbourhood lifestyle environment (Balestier food street, Tekka Market, Little India, three MRT stations within 1 km) that is deeply functional for urban professionals and medical-sector tenants. The combination is rare in Singapore’s private residential market — freehold boutique developments with genuine conservation heritage and above-average yield are not a common offering.
The constraints are equally real. The 58-unit scale and boutique positioning mean that 1953 is not a development for buyers who require resort-scale amenity, a large swimming complex, or the prestige address of an Orchard or Marina Bay postcode. The Heritage Collection walk-up configuration is a genuine practical limitation for a subset of potential buyers and tenants. The D8 Tessensohn Road address is culturally rich and functionally well-served, but it is an RCR rather than CCR location — buyers who require a CCR district designation for their investment strategy should look elsewhere.
1953 is the right answer for buyers who understand the long-term value of freehold conservation property in Singapore’s increasingly constrained boutique residential market, who value authentic heritage architecture and neighbourhood character over resort amenity and prestige postcodes, and whose yield expectations are modestly constructive rather than yield-maximising. It is a rare product that merits its pricing premium over D8 leasehold comparables.
For owner-occupiers, the case is strongest for urban professionals who actively value the Balestier-Little India food and cultural environment, who are comfortable with a 7-minute walk to Farrer Park MRT rather than direct MRT integration, and who want a home with genuine architectural character and a true boutique community feel. The freehold status removes the lease-decay anxiety that increasingly weighs on 99-year leasehold product decisions, and the conservation shophouse heritage creates an ownership narrative that standard condominium product cannot replicate.
For investors, the 2.9% gross yield at an average quantum of approximately $1.70 million represents a reasonable entry in the freehold D8 market. The tenant profile — driven by proximity to the Novena and Tan Tock Seng hospital clusters, Farrer Park MRT, and the Tessensohn-Balestier food and lifestyle environment — tends toward medical professionals, urban young professionals, and expat households who value neighbourhood authenticity. With the development fully sold and resale supply therefore constrained by the 58-unit pool, liquidity is a consideration buyers should factor into their hold-period planning.